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Year 5 disposal
⊞ View all 10
0/ 100
Weak
4.17% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£1,031/mo — heavily negative — needs monthly capital injection
- -7.5% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£1K/mo
You top up £1K/mo
Price
£500K
No local sold comps to compare
Return · IRR
-7.5%/yr
Loses money over 5 years
Cash to get in
£192K
Deposit + fees + refurb
Return before costs on price 4.17%5-yr return on cash -28%Rent est. £1,736 (£1,543–£1,953)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,543–£1,953/mo · n=95
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £375,000 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,031
after mortgage, operating costs & tax
Rent in£1,736/mo gross
£1,669/mo collected · £67/mo lost to voids
Where it goes
£2,031Mortgage£669Costs
Outgoings exceed rent — you top up £1,031/mo
Mortgage£2,031
Costs£669
Management£174
Maintenance£67
Insurance£40
CapEx reserve£87
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£16
Tax—
Shortfall−£1,031
Returns
Return before costs on price4.17%
Cash return on cash-6.45%
Gross margin£1,001
Cash needed£191,800
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.82
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £20,832 | £8,022 | £24,375 | £0 | £0 | -£11,565 | -£11,565 |
| Year 2 | £21,457 | £8,263 | £24,375 | £0 | £0 | -£11,181 | -£22,746 |
| Year 3 | £22,101 | £8,511 | £24,375 | £0 | £0 | -£10,785 | -£33,531 |
| Year 4 | £22,764 | £8,766 | £24,375 | £0 | £0 | -£10,377 | -£43,909 |
| Year 5 | £23,447 | £9,029 | £24,375 | £0 | £0 | -£9,958 | -£53,867 |
Disposal gain (gross)-£20,061
CGT£0
Net Disposal proceeds£538,239
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →HeritageNot stated on the listing
Heritage& planning constraintsNHLE register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortBN3 4GJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 7.4 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history2d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£315,000 in 2021 → £500,000 asking
+58.7%in 5y
- 2021£315,000+46.3% in 14y
- 2007£215,250+32.1% in 2y
- 2005£163,000+5.2% in 1y
- 2004£155,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — -£784/mo · £230/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 4.17% | -£1,031 | £191,800 | -28.1% | Low | Feasible |
| Housing-benefit rent | 2.87% | -£1,539 | £191,800 | -44.1% | Med | Feasible |
| ⭐ Council lease | 4.17% | -£784 | £191,800 | -22.1% | Low | Feasible |
| Refurb & refinance | 4.17% | -£1,015 | £222,780 | -23.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £564,280 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Brighton and Hove · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Brighton and Hove
- LHA monthly cap:
- £1,197
- Scheme type:
- PSL
- Premium:
- +600% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
-£193/mo cash flow vs Rent it out if converted to Rent by the room
5.76% Return before costs on price converted vs 4.17% as-is
As-is Rent it out
Monthly profit-£747
Return before costs on price4.17%
Cash needed£136,898
If converted to Rent by the room
Monthly profit-£940
Return before costs on price5.76%
Cash needed£152,898
Δ vs Rent it out Monthly profit-£193
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 67% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 67% (343 decisions)
≈0.0% within 50 m vs 10% policy
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Brighton and Hove HMO Article 4
≈0.0% within 50 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedBrighton and Hove Clinic SchoolNot applicable · Other independent special school · BN3 4FH
- Not ratedSt Christopher's SchoolNot applicable · Other independent school · BN3 4AD
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£20,832
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£12,367
Exit costs
Projected sale price (5y · 2%/yr growth)£552,040
Capital gain (pre-CGT)£52,040
Sale costs (~2.5%)£13,801
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT-£53,867
Rates as of Oct 2024
Acquisition costs
£191,800cash neededPurchase price£500,000
Deposit (25%)£125,000
Stamp duty+5% additional-property surcharge£40,000
Refurb£14,950
Legal + survey£3,350
Mortgage fees£8,500
Total cash neededdeposit + costs (loan covers the rest)£191,800
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This exceptional Victorian converted flat offers a fantastic combination of period character, contemporary design and generous outdoor space. Ideally positioned in a popular Hove location, the property has been thoughtfully designed and finished to create a stylish and highly practical home.
The accommodation centres around an impressive open-plan kitchen, living and dining space, with the high-specification flat roof extension creating a superb modern entertaining area. Lar…
Floor plans
Listing metarightmove · Jacobs Steel
About this listing
2 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,031
Cash needed
£192K
Return after costs
-6.45%
IRR
-7.49%
Listed 2d ago
23 FLAT 2, SACKVILLE GARDENS, HOVE, BN3 4GJ
✓ Verified address
flat · 2 bed · 1 bath · 570 sqft (EPC)
£500,000
est £1,736 · 4.17% gross
EPC D
1 / 10
0/100
Marginal
4.17% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£500K
Return before costs
4.17%
est rent £1,736/monot enough comparablesRange £1,543–£1,953/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,543–£1,953/mo · n=95
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £375,000 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,031
after mortgage, operating costs & tax
Rent in£1,736/mo gross
£1,669/mo collected · £67/mo lost to voids
Where it goes
£2,031Mortgage£669Costs
Outgoings exceed rent — you top up £1,031/mo
Mortgage£2,031
Costs£669
Management£174
Maintenance£67
Insurance£40
CapEx reserve£87
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£16
Tax—
Shortfall−£1,031
Returns
Return before costs on price4.17%
Cash return on cash-6.45%
Gross margin£1,001
Cash needed£191,800
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.82
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Brighton and Hove · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Brighton and Hove
- LHA monthly cap:
- £1,197
- Scheme type:
- PSL
- Premium:
- +600% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £20,832 | £8,022 | £24,375 | £0 | £0 | -£11,565 | -£11,565 |
| Year 2 | £21,457 | £8,263 | £24,375 | £0 | £0 | -£11,181 | -£22,746 |
| Year 3 | £22,101 | £8,511 | £24,375 | £0 | £0 | -£10,785 | -£33,531 |
| Year 4 | £22,764 | £8,766 | £24,375 | £0 | £0 | -£10,377 | -£43,909 |
| Year 5 | £23,447 | £9,029 | £24,375 | £0 | £0 | -£9,958 | -£53,867 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,875
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£53,867
Acquisition costs
25% deposit£125,000
Stamp duty£40,000
Refurb£14,950
Legal + survey£3,350
Mortgage + broker£8,500
Cash needed£191,800
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyRightmove
This exceptional Victorian converted flat offers a fantastic combination of period character, contemporary design and generous outdoor space. Ideally positioned in a popular Hove location, the property has been thoughtfully designed and finished to create a stylish and highly practical home.
The accommodation centres around an impressive open-plan kitchen, living and dining space, with the high-specification flat roof extension creating a superb modern entertaining area. Lar…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice